12 Western Road, Liss, GU33 7AG
About 12 Western Road
12 Western Road is a three-bedroom semi-detached house in Liss (GU33 7AG). It has a recorded floor area of 78 m² (around 840 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (March 2014) shows a D (score 62), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 84), a 2-band jump. The latest certificate is from March 2014, so improvements made since then won't be reflected.
One planning record on file: an extension approved in 2018. Past consents include an extension and a loft conversion, meaningful when judging how the property has evolved. Today's modelled estimate of £448,000 is 49.3% above the 2014 sale price. On a £-per-square-foot basis, the last sale (£357/sq ft) was about 38.5% above the typical sold price in the postcode. On the market in December 2014 and unlisted since — roughly 12 years. At 78 m² it's 26.5% smaller than the typical home in the postcode (106 m² median across 34 EPCs).
Know exactly what you're buying at 12 Western Road
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
What this property has
Inside
- Bedrooms3
- Bathrooms1
Outside
- GarageYes
Energy performance
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 13 Mar 2024
EPC Rating
Planning history
- Apr 2018Loft ConversionFullIn report
Extension: Single storey · Rear of property
Single storey rear extension, loft conversion with dormer window to rear and rooflight windows to side and rear (AS AMENDED BY PLANS RECEIVED 29/03/2018 AND AMENDED DESCRIPTION 09/04/2018)
Extension- Documents
- 12 docs on file
- Reference
- SDNP/18/00247/HOUS
We flagged 1 thing worth checking at 12 Western Road
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Larger development activity nearby
30-day money-back guarantee
Sales history & valuation
12 Western Road valuation sits well clear of the typical sold price in this postcode.
£448,000
Modelled from EPC, postcode comparables.
£300,000
Recorded with HM Land Registry.
Sales timeline
4 December 2014Most recent
£300,000
Median price across the last 5 sales in GU33 7AG: £560,000 (2025–2023).
Everything we know about 12 Western Road, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Larger development activity nearby
Versus other Western Road homes
12 Western Road is notably below the street on floor area.
Price per m²
£3,846
Street avg £3,905
Floor Area
78 m²
Street avg 110 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
3.5 t/year
Street avg 5.1 t/year
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The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
2/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Liss Rail Station — railway station.
Closest school
0.8 km
Liss Junior School. 3 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
49.0dB
Night-time· 23:00 – 07:00
40.1dB